HomeMy WebLinkAboutSR_HEX Report.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
HEX Report
REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST
HEARING DATE: March 25, 2014
Project Name: Renton Center Senior Living
Owner: Renton School District; John Knutson; 300 SW 7th St; Renton, WA 98057
Applicant: Chris Santoro; Vintage Canddle; 3424 Via Oporto, Ste 201; Newport Beach, CA 98203
Contact: Charles Morgan; Charles Morgan & Associates; 7301 Beverly Lane; Everett, WA
98203
File Number: LUA13-001726, SA-H, ECF, VAR, MOD
Project Manager: Rocale Timmons; Senior Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA), surface parking variance, and a modification for the construction of a 5-story
mixed-use building containing 219 senior living apartment units and 4,536 square
feet of commercial space. The mixed-use structure would have an average height of
52 feet and 11 inches. The vacant 3.67 acre site is located within the Commercial
Arterial (CA) zoning designation on the east side of Hardie Ave SW at the BNSF
railway, just north of SW 7th St. Primary vehicular access to the site would be
provided from curb cuts along Rainier Ave S, through the Fred Meyer parking area to
the west of the proposed structure. Secondary access would be provided from an
existing curb cut along Hardie Ave SW. A street modification, from RMC 4 -6-060, is
being requested in order to eliminate the requirement for street parking on Hardie
Ave SW. A total of 132 parking spaces would be provided in a surface parking lot to
the west of the structure. Per RMC 4-2-120A parking for residential units is required
to be enclosed within the same building as the unit it serves. As a result, the
applicant is requesting a variance in order to locate the proposed parking within the
surface parking lot. There appear to be no critical areas located on site.
Project Location: 625 Renton Center Way
Site Area: 3.67 acres
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B. EXHIBITS:
Exhibit 1: Hearing Examiner Recommendation
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Floor plan
Exhibit 5: Elevations
Exhibit 6: Elevation Perspectives
Exhibit 7: Determination of Non-Significance – Mitigated
Exhibit 8: Proof of Notice of Application Mailing
Exhibit 9: Aerial Photograph
Exhibit 10: Geotechnical Report
Exhibit 11: Drainage Report
Exhibit 12: Administrative Code Interpretation – Residential Density for Shopping Centers
Exhibit 13: Washington State Department of Archaeology and Historic Preservation Comment Letter
Exhibit 14: Traffic Study
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Renton School District
John Knutson
300 SW 7th St
Renton, WA 98057
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Corridor (CC)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
a. North: Fred Meyer and Mixed Retail (CA zone)
b. East: Mixed Retail and Veterinary Clinic (CA zone)
c. South: BNSF Railroad
d. West: Multi-Family Residential (RM-F zone)
6. Site Area: 3.67 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5099 11/01/2004
Zoning N/A 5100 11/01/2004
Annexation N/A 1225 09/18/1945
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The subject development is within the city of Renton water service area. There is existing
12-inch diameter water main on the frontage of Hardie Ave SW.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 10-inch diameter sewer
line (S2165) located to the north of the site.
c. Surface/Storm Water: There are storm drainage improvements in Hardie Ave SW.
2. Streets: There are existing street improvements along the frontage of Hardie Ave SW.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Procedures and Review Criteria
a. Section 4-9-200: Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
H. FINDINGS OF FACT:
1. The applicant is requesting a Hearing Examiner Site Plan Review, a parking variance, and a street
modification for the construction of a 5-story mixed-use building containing 219 senior apartments and
4,536 square feet of commercial space on the first floor.
2. The proposal would have an approximate density of 59.8 du/ac.
3. The Planning Division of the City of Renton accepted the above master application for review on
December 23, 2013 and determined complete on January 2, 2014. The project was placed on hold for
14-days; from February 13, 2014 to February 27, 2014. The project complies with the 120-day review
period.
4. The subject site is bordered by Hardie Ave SW to the west and the BNSF Railroad to the south. Fred
Meyer and associated retail abuts the site to the north and east.
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5. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation,
the Commercial Arterial (CA) zoning classification, and Design District ‘D’.
6. The site is currently vacant.
7. The proposed structure would be 52 feet and 11-inches from finished floor elevation, at the average
height of the gabled roof element (Exhibit 5).
8. The building’s primary entrance would be located on the eastern façade facing the existing and
proposed parking areas.
9. The applicant has proposed dark vertical siding as a base material to ground the residential portion of
the building while the commercial portion includes brick veneer to base the building for the first two
stories. The elevations include the use of white belly bands at the 1st and 5th floors. The applicant is
proposing the use of different colors and changes in the direction of siding (vertical and horizontal) to
provide breaks in the long horizontal appearance of the building. The building roof lines vary through
the use of different gabled and pitched roof elements, and overhangs at the entry (Exhibit 5).
10. There are no critical areas on site.
11. The approximate volume of cut would be 1,430 cubic yards and 4,080 cubic yards of fill will be brought
to the site for a net 2,650 cubic yards of fill.
12. The applicant is proposing partial off-site improvements along Hardie Ave SW which include an 8-foot
sidewalk and an 8-foot landscape planter with no street parking.
13. Hardie Ave SW is a collector street with an existing right-of-way width of 60 feet. Pursuant to RMC4-6-
060, a right of way width of 83 feet is required on Hardie Ave SW which would require a dedication of
approximately 11.5 feet. However, the applicant has submitted a street modification request in order
to eliminate the need for dedication.
14. RMC 4-2-120A requires parking for residential units to be enclosed within the same building as the unit
it serves. There are a total of 219 senior apartment units proposed. The proposal does not include
structured parking and all parking is proposed within a surface parking area. Therefore, the applicant is
requesting a Variance in order to allow for surface parking.
15. Staff received comments from the Washington State Department of Archaeology and Historic
Preservation, regarding the potential for an archeological site in the area (Exhibit 13).
16. No other public or agency comments were received.
17. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
18. The proposal requires Site Plan Review. The following table contains project elements intended to
comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E:
SITE PLAN REVIEW CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The purpose
of CC is to evolve from “strip commercial” linear business districts to business areas characterized by
enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and
boulevard treatment. The proposal is compliant with the following Comprehensive Plan policies:
Policy LU‐255. Commercial Arterial zoned areas should include an opportunity for
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residential uses and office as part of mixed‐use development.
Policy LU‐262. Support the redevelopment of commercial business districts located along
principal arterials in the City.
Policy LU‐263. Implement development standards that encourage lively, attractive, medium
to high‐density commercial areas.
Policy LU‐268. Public amenity features (e.g. plazas, recreation areas) should be encouraged
as part of new development or redevelopment.
Policy CD-36. Developments within Commercial and Centers land use designations should
have a combination of internal and external site design features, such as:
1) Public plazas;
2) Prominent architectural features;
3) Public access to natural features or views;
4) Distinctive focal features;
5) Indication of the function as a gateway, if appropriate;
6) Structured parking; and
7) Other features meeting the spirit and intent of the land use designation.
Policy CD-39. Ensure quality development by supporting site plans and plats that
incorporate quality building, development, and landscaping standards that reflect unity of
design and create a distinct sense of place.
b. ZONING COMPLIANCE AND CONISTENCY:
The subject site is classified Commercial Arterial (CA) on the City of Renton Zoning Map. The following
development standards are applicable to the proposal:
Density: Per RMC 4-2-120A the allowed density range in the CA zoning classification is a minimum of
20 dwelling units per net acre (du/ac) up to a maximum of 60 du/ac. Net density is calculated after
public rights-of-way, private access easements, and critical areas are deducted from the gross
acreage of the site.
On March 18, 2014 an Administrative Code Interpretation was issued revising the definition of net
density to exempt shopping centers from the requirement to deduct the area within access
easements for the purpose of calculating net density (Exhibit 12). After deducting 600 square feet for
right-of-way dedications, from the 159,973 gross square footage of the site, the net square footage
would be 159,373 square feet (3.66 net acres). The 219 unit proposal would arrive at a net density of
59.8 dwelling units per acre (219 units / 3.666 acres = 59.8 du/ac), which falls within the permitted
density range for the CA zoning designation.
Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet.
The proposal does not alter any lot lines therefore the minimum lot size is not applicable to the
project.
Lot Coverage: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA
classification.
The proposed building would have a footprint of 42,273 square feet on the 159,973 square foot site
resulting in a building lot coverage of approximately 26.4 percent.
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Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum front yard of setback of
10 feet which may be reduced to zero feet during the site plan development review process, provided
blank walls are not located within the reduced setback. There is a maximum front yard setback of 15
feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a
residential zone.
The following table contains setbacks, at the closest point, for the proposed structure:
West Front Yard
Setback
East Rear Yard
Setback North Side Yard Setback South Side Yard
Setback
22 feet 157 feet 27 feet and 6-inches 10 feet and 3-inches
The proposed structure exceeds the maximum 15-foot front yard setback.
RMC 4-2-120C states that the maximum front yard setback may be modified by the Reviewing Official
through the site development plan review process if the applicant can demonstrate that the site
development plan meets the following criteria:
a. Orients development to the pedestrian through such measures as providing pedestrian
walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian
amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and
b. Creates a low scale streetscape through such measures as fostering distinctive architecture
and mitigating the visual dominance of extensive and unbroken parking along the street front;
and
c. Promotes safety and visibility through such measures as discouraging the creation of hidden
spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to
accommodate required parking and/or access that could not be provided otherwise.
The increased setback, along Hardie Ave SW, would be used to accommodate additional landscaping
between the building and the front property line and includes additional pedestrian connections
beyond what is required by code. Staff has recommended additional architectural detailing along the
western façade and if this condition is complied with, the applicant will have achieved a low scale
street scape. Therefore, staff supports the modification request to increase the front yard setback to
22 feet if all conditions of approval are complied with.
Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways or those projects with
reduced setbacks.
The applicant has proposed landscaping along the frontage of the site (Hardie Ave SW) exceeding the
10-foot landscape requirement with an intervening pedestrian walkway. The applicant has also
thoughtfully incorporated landscaping on site in order to create active and passive recreation
opportunities as well as to separate parking and drive aisles into smaller areas.
A conceptual landscape plan was submitted with the project application. The landscape plan includes
a planting plan which contains several different tree and shrub species but does not provide specific
detail for the number or types of trees as well as the number and spacing of shrubs. Staff
recommends, as a condition of approval, the applicant be required to submit a detailed landscape
plan to the Current Planning Project Manager prior to construction permit approval complying with
RMC 4-4-070.
Building Height: Per RMC 4-2-120A building height is restricted to 50 feet except 60 feet for mixed use
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(commercial and residential) in the same building.
The height of the proposed structure would be 52 feet and 11-inches at the average height of the
proposed gable roof element. The proposal complies with the height requirement of the zone.
Screening: All mechanical units and refuse and recyclable areas are proposed to be located within
the building and would not be visible from the public.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls
be provided based on the square footage of the use.
The following ratios would be applicable to the site:
Use Square Footage of
Use or # of units
Ratio Required
Spaces
Attached
dwellings for
low income
219 Min: 1 spaces / 4 residential units
Max: 1.75 spaces / residential unit
Min: 55
Max: 383
Retail 4,536 Min: 2.5 spaces / 1,000 SF
Max: 5 spaces / 1,000 SF
Min: 11
Max: 23
Based on the proposed uses, a minimum of 66 parking spaces would be required in order to meet
code up to a maximum of 402 stalls. The applicant proposed a total of 132 spaces within a surface
parking area to the east of the structure (93 standard stalls, 28 compact stalls, and 11 ADA stalls).
The proposal complies with the parking ratios of the code. The parking also conforms to the
minimum requirements for drive aisle and parking stall dimensions and the provision of ADA
accessible parking stalls.
Per RMC 4-2-120A parking for residential units shall be enclosed within the same building as the unit
it serves.
There are a total of 219 senior apartment units proposed. The proposal does not include structured
parking and all parking is proposed within a surface parking area. Therefore, the applicant is
requesting a variance in order to allow for surface parking.
Section 4-9-250 allows a grant of relief from the requirements of the code which permits construction
in a manner that otherwise is prohibited, provided the variance meets the following criteria (pursuant
to RMC 4-9-250.B.5):
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance
is necessary because of special circumstances applicable to subject property, including
size, shape, topography, location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive subject property owner of rights and
privileges enjoyed by other property owners in the vicinity and under identical zone
classification;
b. That the granting of the variance will not be materially detrimental to the public welfare
or injurious to the property or improvements in the vicinity and zone in which subject
property is situated;
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated;
d. That the approval is a minimum variance that will accomplish the desired purpose.
The applicant contends the subject site has several constraints which would impact the ability to
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provide parking within a structure. First, the site contains a high groundwater table which would
preclude the location of structured parking below grade and an above grade parking structure would
compromise the aesthetics of the building and virtually eliminate the ground residential unit
relationship afforded by the current design. Second, the site is part of a large existing shopping
center and the applicant contends that requiring enclosed parking would deprive the owner of the
opportunity to meet requirements on the surface, a right and privilege afforded for all other uses in
the shopping center. Finally, there are conditions and covenants which require each parcel within
the Fred Meyer shopping center to share parking. The applicant contends enclosing parking would
reduce the opportunity for cross parking between the abutting parcels which would serve to
undermine and potentially violate existing shopping center covenants.
Staff concurs with the applicant’s justification. The applicant suffers practical difficulties and
unnecessary hardship and the variance is needed because of the high water table and the existing
shopping center uses and covenants which surround the site which necessitate shared parking. The
proposal would not be materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity. A large portion of the surface parking area is encumber by existing
utility easements would preclude any type of structures. The approval would not be a grant of special
privilege and staff would also support a request for variance under similar circumstances. Also the
proposal includes a limited number of parking stalls, on the lower end of the code allowed parking
stall range. Therefore, staff supports the request for the requested variance for surface parking.
Refuse and Recyclables: : Per RMC 4-4-090 for multi-family developments a minimum of 1 ½ square
feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per
dwelling unit is required for refuse deposit areas. In retail developments, a minimum of 5 square feet
per every one 1,000 square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten 10 square feet per 1,000 square feet of building gross floor area shall be
provided for refuse deposit areas.
Based on the proposal for a total of 4,536 square feet of retail space; a minimum area of 100 square
feet of refuse and recycle area would be required. Another 985 square feet of refuse and recycle
area should also be dedicated based on the proposal for 219 residential units.
Additionally, at least one deposit area/collection point for every 30 dwelling units is required.
The applicant is proposing to locate refuse and recycle utility areas within the building. However,
square footage and the location of the designated refuse and recyclable area was not submitted with
the land use application. In order to review consistency with the location and square footage
requirements staff recommends, as a condition of approval, the applicant be required to submit to
the Current Planning Project Manager sizing and location detail for the refuse and recyclable deposit
area prior to building permit approval. Additionally, the applicant would be required to demonstrate
how refuse and recyclables would be picked up and where it would be located on pick-up day to the
satisfaction of the Current Planning Project Manager.
Vehicles: Per RMC4-2-120 a connection shall be provided for site-to-site vehicle access ways, where
topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need
to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed
between a building and a public street.
This section of code is intended to provide vehicular connections to abutting commercial uses. The
proposal is bordered by Burlington North Santa Fe Railway to the south. Fred Meyer and associated
retail abuts the site to the north and east. Existing vehicular connections to the abutting uses are
established. The applicant is proposing to retain the vehicular connectivity currently enjoyed.
Signs: The applicant did not submit a signage package for the proposed library and therefore could
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not be reviewed at this time. The applicant would be required to comply with the signage
requirements outlined in RMC 4-4-100 at the time of sign application.
Critical Areas: There are no critical areas located on-site.
c. DESIGN REGULATION COMPLIANCE AND CONISTENCY: The site is located within Design District ‘A’.
To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City
of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from
public rights-of-way; and to encourage pedestrian activity throughout the district.
Staff Comment: As demonstrated in the table below it is our recommendation that the proposal meets
the intent of the Design Regulations on the basis of individual merit if all conditions of approval are
met.
i. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun exposure
to nearby buildings and open space (except parking areas) shall be considered when siting
structures.
Not
Compliant
With
Standard
but
compliant
with the
intent and
guideline
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: The narrowness of the lot and scale of the structure limits orientation to the
street (Hardie Ave SW). Additionally, there is an established commercial presence which is
oriented to the east and does not front onto Hardie Ave SW. The building is oriented so that
its eastern facade shares a relationship with other adjacent commercial spaces of the Fred
Meyer shopping center. The applicant is proposing a new pedestrian oriented plaza and
connections to the east of the structure which provide connections from Hardie Ave SW to
Rainier Ave S. The proposal is inviting and comfortable for pedestrians and provides a
mutual relationship with existing uses as well as with the roads, open space, and pedestrian
amenities while working to create a pedestrian oriented environment.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Partial
Compliance
with
Standard
Standard: Buildings with residential uses located at the street level shall be set back from the
sidewalk a minimum of ten feet (10') and feature substantial landscaping between the
sidewalk and the building or have the ground floor residential uses raised above street level
for residents privacy.
Staff Comment: The applicant is proposing ground related residential uses along on the
north, south, and western facades. The proposal partially complies with the standard for a
provision of 10- feet of landscaping between the sidewalk and building. However, the
provision of landscaping on the western portion of the northern façade, is approximately
three feet in width and does not include substantial landscaping. While the residential units
do not include entrances from the sidewalk along the access road they are still considered to
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be residential units at street level and would require the 10-foot landscape buffer in order
to ensure privacy for the individual units. Therefore, staff recommends as a condition of
approval, the applicant be required to submit a revised landscaping plan depicting 10-feet of
landscaping between the sidewalk and building on the western portion of the northern
façade which includes substantial landscaping. The revised landscape plan shall be
submitted to and approved by the Current Planning Project Manager prior to building
permit approval. If this condition of approval is met the proposal would satisfy this
standard.
2. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Not
Compliant
With
Standard
but
compliant
with the
intent and
guideline
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The narrowness of the lot and scale of the structure limits orientation to
the street (Hardie Ave SW) and as result limits the placement of the primary entrance on
the eastern commercial façade facing the proposed parking area. There is an established
commercial presence along Hardie Ave SW which is also oriented to existing surface
parking to the east. The front entrance shares a relationship with other adjacent
commercial spaces of the Fred Meyer shopping center. The applicant is proposing a new
pedestrian oriented plaza and connections to the east of the structure which provide
connections from Hardie Ave SW to Rainier Ave S. The front entrance is a focal point of the
project and the proposal is inviting and comfortable for pedestrians and provides a mutual
relationship with existing uses as well as with the roads, open space, and pedestrian
amenities while working to create a pedestrian oriented environment.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors,
and/or ornamental lighting.
Standard Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least four
and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet
(30') in height shall also ensure that the weather protection is proportional to the distance
above ground level.
Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Partial
Compliance
with
Standard
Standard: Ground floor residential units that are directly accessible from the street shall
include entries from front yards to provide transition space from the street or entries from
an open space such as a courtyard or garden that is accessible from the street.
Staff Comment: The applicant is proposing ground related residential uses along the north,
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south, and western facades. The proposal partially complies with the standard with the
use of patios. However, the proposal does not include pedestrian connections from
proposed patios to the proposed pedestrian circulation system. Therefore, staff
recommends as a condition of approval the applicant be required to submit a revised site
and landscape plan depicting a pedestrian connections from ground related residential
units to the proposed pedestrian circulation system. The revised landscape and site plan
shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval. If this condition of approval is met the proposal would satisfy
this standard.
3. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be considered to promote a
transition to surrounding uses:
(a) Building proportions, including step-backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller
increments; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
4. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling collection, and
utility areas shall be enclosed on all sides, including the roof and screened around their
perimeter by a wall or fence and have self-closing doors.
N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
N/A Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
5. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive within
the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the
City. Examples of these types of features include monuments, public art, and public plazas.
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N/A Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A Standard Gateway elements shall be oriented toward and scaled for both pedestrians and
vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
1) Public art;
2) Special landscape treatment;
3) Open space/plaza;
4) Landmark building form;
5) Special paving, unique pedestrian scale lighting, or bollards;
6) Prominent architectural features (trellis, arbor, pergola, or gazebo);
Neighborhood or district entry identification (commercial signs do not qualify).
ii. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various
modes of transportation, including public mass transit, in order to reduce traffic volumes and other
impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district.
1. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate
future infill development.
Standard: Parking shall be located so that no surface parking is located between a building
and the front property line, or the building and side property line, on the street side of a
corner lot.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
2. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured
parking; physically and visually integrate parking garages with other uses; and reduce the overall impact
of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should
be used to enhance garages.
N/A Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage width.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of
the Department of Community and Economic Development may approve parking structures
that do not feature a pedestrian orientation in limited circumstances. If allowed, the
structure shall be set back at least six feet (6') from the sidewalk and feature substantial
landscaping. This landscaping shall include a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a
primary arterial and/or minor arterial.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials.
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N/A Standard: The entry to the parking garage shall be located away from the primary street, to
either the side or rear of the building.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
N/A
Standard: The Administrator of the Department of Community and Economic Development
or designee may allow a reduced setback where the applicant can successfully demonstrate
that the landscaped area and/or other design treatment meets the intent of these standards
and guidelines. Possible treatments to reduce the setback include landscaping components
plus one or more of the following integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
3. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
iii. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk
between businesses, on sidewalks, to and from access points, and through parking lots; and promote the
use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
1. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
Partial
Compliance
Standard: Pathways within parking areas shall be provided and differentiated by material or
texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials.
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with the
standard
Permeable materials are encouraged. The pathways shall be perpendicular to the applicable
building facade and no greater than one hundred fifty feet (150') apart.
Staff Comment: The applicant has proposed a series of pedestrian connections throughout
the site however it is unclear if there is a differentiation of materials across the drive aisles
(Exhibit 2). Therefore, staff recommends as a condition of approval the applicant revise the
site plan to depict a differentiation in materials for all pedestrian connections within parking
areas and/or drive aisles on site. The revised site plan shall be submitted to and approved
by the Current Planning Project Manager prior to building permit approval. If this condition
of approval is met the proposal would satisfy this standard.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width
to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least 12
feet in width. The walkway shall include an 8 foot minimum unobstructed walking
surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
2. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities,
at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum of
4.5 feet wide along at least seventy 75 percent of the length of the building facade facing
the street, a maximum height of 15 feet above the ground elevation, and no lower than 8
feet above ground level.
iv. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas
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shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Standard: All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common opens space and/or recreation areas.
Standard: Amount of common space or recreation area to be provided: at minimum fifty (50)
square feet per unit.
Standard: The location, layout, and proposed type of common space or recreation area shall
be subject to approval by the Administrator of the Department of Community and Economic
Development or designee.
Standard: At least one of the following shall be provided in each open space and/or
recreation area (the Administrator of the Department of Community and Economic
Development or designee may require more than one of the following elements for
developments having more than one hundred (100) units):
(a) Courtyards, plazas, or multi-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such
spaces above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children’s play spaces that are centrally located near a majority of dwelling units
and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-
oriented space.
N/A
Standard: The pedestrian-oriented space for buildings and developments with over thirty
thousand (30,000) square feet of nonresidential uses shall include all of the following:
(a) Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
(b) Paved walking surfaces of either concrete or approved unit paving; and
(c) On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
(d) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual
seat per sixty (60) square feet of plaza area or open space.
N/A
Standard: The following areas shall not count as pedestrian-oriented space for buildings and
developments with over thirty thousand (30,000) square feet of nonresidential uses:
(a) The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator of the Department of Community and
Economic Development or designee determines such space meets the definition
of pedestrian-oriented space.
(b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
N/A Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
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v. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the facade;
or provide an additional special feature such as a clock tower, courtyard, fountain, or public
gathering area.
2. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view
have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
Partial
Compliance
with the
standard
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has not proposed human-scaled elements such as lighting
fixtures, trellises, or other landscape features along the majority of the building’s northern
or western façades (Exhibit 4). Additionally, the proposal does not comply with the ground-
level detail standards for glazing along the street. A recommended condition above, for
additional vegetation along the northern façade would partially meet the intent of this
standard. However, the western and northern façades need additional human scale
elements in order to reinforce a pedestrian oriented development. Architectural detailing
elements including lighting fixtures, contrasting materials, or special detailing would bring
the proposal into compliance with the intent of this standard to create human-scale
character of the pedestrian environment. Therefore, staff recommends as a condition of
approval, the applicant to submit revised elevations depicting added architectural detailing
elements including lighting fixtures, contrasting materials, or special detailing along the
northern and western facades. The revised elevations shall be submitted to and approved
by the Current Planning Project Manager prior to building permit approval. If this condition
of approval is met the proposal would satisfy this standard.
Partial
Compliance
with the
standard
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: See condition above.
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Standard: Upper portions of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways are prohibited. A wall (including building facades and retaining walls) is
considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has
a horizontal length greater than 15 feet), and does not include a window, door,
building modulation or other architectural detailing; or
(e) Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or
more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs with
a minimum slope of one to four (1:4) and shall have dormers or interesting roof
forms that break up the massiveness of an uninterrupted sloping roof.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and
eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create
variation and enhance their visual appeal.
Partial
Compliance Standard: All sides of buildings visible from a street, pathway, parking area, or open space
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with
Standard
shall be finished on all sides with the same building materials, detailing, and color scheme,
or if different, with materials of the same quality.
Staff Comment: The applicant has proposed dark vertical siding as a base material to
ground the residential portion of the building while the commercial portion includes brick
veneer to base the building for the first two stories of the eastern facade. The elevations
include the use of white belly bands at the 1st and 5th floors. The applicant is proposing
the use of changes in colors and the direction of siding (vertical and horizontal) to provide
breaks in the long horizontal appearance of the building. The applicant has not finished all
sides of the building visible from the public with the same materials. Additionally, the use
of changes in materials and not just color or direction, would assist in the creation of visual
appeal and call attention to the form and the function of the structure. Therefore, staff
recommends, as a condition of approval, the applicant submit revised elevations depicting
the use of the same materials finished on all sides of the building as well as additional
changes in materials, not just color or direction of siding. The revised elevations shall be
submitted to and approved by the Current Planning Project Manager prior to building
permit approval. The applicant may also want to consider the use of the brick, integrally
colored concrete masonry, or a similar high quality material, to ground the entire building
for a height appropriate to the scale of the structure. If this condition of approval is met
the proposal would satisfy this standard.
Partial
Compliance
with
Standard
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
Staff Comment: See comment above.
Partial
Compliance
with
Standard
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass and cast-in-place concrete.
Staff Comment: It isn’t clear if the proposal would use high quality building materials. In
order to ensure that quality materials are used staff recommends the applicant submit a
materials board subject to the approval of the Current Planning Project Manager prior to
building permit approval. Acceptable materials include a combination of brick, integrally
colored concrete masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or
other high quality material. If this condition of approval is met the proposal would satisfy
this standard.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
vi. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade
type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Unknown at
this time
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
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would be required to submit a comprehensive signage package which complies with the
standards of Design District ‘D’. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
Unknown at
this time
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See condition above.
N/A Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall
building design.
Unknown at
this time
Standard: Freestanding ground-related monument signs, with the exception of primary entry
signs, shall be limited to five feet (5') above finished grade, including support structure.
Staff Comment: See condition above.
Unknown at
this time
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
may incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: See condition above.
Unknown at
this time
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See condition above.
G. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Partial
Compliance
With
Standard
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting and
decorative street lighting.
Staff Comment: The applicant is proposing lighting under the canopy at the building entry
and decorative street lighting surrounding the site. However, a lighting plan was not
provided with the application; therefore staff recommends a condition of approval that a
lighting plan be provided that complies with the Design District standards. Staff
recommends, as a condition of approval, the applicant be required to provide a lighting
plan that adequately provides for public safety without casting excessive glare on adjacent
properties at the time of building permit review. The lighting plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
Standard: Corporate logos and signs shall be sized appropriately for their location.
Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or
to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, water features, and/or artwork.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior
On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-
way-lighting, etc.).
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d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
Not applicable
e. OFF SITE IMPACTS:
Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site.
While the proposed mixed-use structure is concentrated in one area, the western portion of the site,
the scale and bulk would be reduced as viewed from neighboring properties due to the increase in
the setbacks. However, the structure steps back in one terrace along its east facade, which serves to
diminish the apparent bulk and massing of the structure as viewed from the parking area. The
applicant is also proposing storefront glazing, covering canopies, enhanced landscaping and street
furniture which enhance the pedestrian experience. The scale and bulk of the building is attempted
to be reduced through the use of differing materials on the building facades, building articulation and
modulation and differing roof profiles. However, the use of changes in materials and not just color
or direction, would assist in the creation of visual appeal and call attention to the form and the
function of the structure. Therefore, staff recommended as a condition of approval the applicant
submit revised elevations depicting the use of the same materials finished on all sides of the building
as well as additional changes in materials and not just color or direction.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties.
The subject development is proposing to take access via two existing locations; the signalized
intersection of Rainier Ave S at S 4th Place and the stop-controlled intersection of Hardie Ave SW and
SW 5th Place. The proposal promotes safe and efficient circulation through the shared access points.
The proposed pedestrian circulation system helps to promote a walkable, pedestrian oriented,
community and would provide linkages to Rainier Ave S and Hardie Ave SW. The sidewalk
connections would be landscaped and would use a variety of pavings that would provide variation in
the pedestrian experience.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
See Screening discussion under Findings Section 18.b
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features.
There are existing multi-family uses to the west have the benefit of territorial views to the east.
However, the units within the existing residential structures are oriented so that windows mostly
face the north and south and in large part the units don’t enjoy the views to the east. Staff received
no comments from adjacent properties regarding views.
Landscaping: Using landscaping to provide transitions between development and surrounding
properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
project.
See Landscaping discussion under Findings Section 18.b.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
A lighting plan was not provided with the application; therefore staff recommended that has a
lighting plan be provided at the time of building permit review.
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f. ON-SITE IMPACTS:
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation.
The building has a primary orientation to the east for the commercial space. The residential space
has been oriented to Hardie Ave SW which currently serves as a multi-family residential access street
to existing structures to the west. The open space and courtyard areas have been thoughtfully
located on the southern portion of the side which is border by the BNSF railway that experience little
traffic and affords privacy to these areas.
It is anticipated that most of the noise impacts would occur during the construction phase of the
project. The applicant has submitted a Construction Mitigation Plan that provides measures to
reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the
project would be required to comply with the City’s noise ordinance regarding construction hours.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle
needs.
While the proposed mixed-use structure is concentrated in one area, the western portion of the site,
the scale and bulk would be reduced as viewed from neighboring properties due to the increase in
setbacks. However, the structure along its east facade, steps back in one terrace which serves to
diminish the apparent bulk and massing of the structure as viewed from the parking area. The
applicant is also proposing storefront glazing, covering canopies, enhanced landscaping and street
furniture which enhance the pedestrian experience. The scale and bulk of the building is attempted
to be reduced through the use of differing materials on the building facades, building articulation and
modulation and differing roof profiles. However the use of changes in materials and not just color or
direction, would assist in the creation of visual appeal and call attention to the form and the function
of the structure. Therefore, staff recommended as a condition of approval the applicant submit
revised elevations depicting the use of the same materials finished on all sides of the building as well
as additional changes in materials and not just color or direction of siding.
The pedestrian courtyards have been strategically placed on site in order take advantage of sun
exposure from the south and west most times of the year and would likely only be shaded at certain
times of the day during the winter months.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils,
using topography to reduce undue cutting and filling, and limiting impervious surfaces.
The site contains 43 trees of which all but two trees are proposed for removal. RMC 4-4-130 requires
5 percent of all protected trees on site be retained. Of the 43 trees, 4 trees would be exempt from
the tree retention regulations as they are located within the proposed right of way. Of the remaining
39 protected trees, 2 trees are required to be retained at the 5 percent retention rate. The applicant
complies with the tree retention requirements of the code.
The applicant provided a geotechnical report, prepared by Zipper Geo Associates, LLC, on December
11, 2013 (Exhibit 10). The subsurface evaluation for the project included three geotechnical borings
ranging from 11 to 51 feet. The site consisted of approximately 8-inches of crushed rock fill underlain
by gravelly sand fill extending to about 1.5 feet below existing grade. Very loose sand with trace silt
was observed below the gravelly sand fill extending to about 4 feet below existing site grade. Very
soft silt and very loose sand extended to about 25 below existing grade beyond the very loose sand
with trace silt. Beyond 25 feet extending to 51 feet below existing grade, medium dense to dense
gravel with variable sand content was found. Groundwater was observed in the explorations,
approximately 6.5 feet below grade, and was interpreted to be a regional shallow aquifer within the
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alluvial soil unit.
The soil conditions observed in the geotechnical explorations were found to not be suitable for
shallow foundation support. The report recommended the proposed building be supported on deep
foundations, such as augercast piles. Augercast piles are a drilled and pumped pile, not a driven pile.
Additional recommendations, included in the geotechnical report, include specific recommendations
for: site preparation, structural fill, excavation, foundations, slab-on-grade floors, drainage, and
pavements. As such, staff recommended as a SEPA mitigation measure, that the applicant comply
with all of the design recommendations included within the “Geotechnical Engineering Study”,
prepared by Zipper Geo Associates, Inc., dated December 11, 2013 (Exhibit 7).
The existing site consists of 137,214 square feet of impervious surface, approximately 85.7%.
Following development, impervious surface coverage would be approximately 118,483 square feet or
74.1%. On site soil removal would be required to reach the bottom of excavation for the lower
parking level. The approximate volume of cut would be 1,430 cubic yards and 4,080 cubic yards of fill
will be brought to the site for net 2,650 cubic yards of fill.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generally to enhance the appearance
of the project. Landscaping also includes the design and protection of planting areas so that they are
less susceptible to damage from vehicles or pedestrian movements.
See discussion under Findings Section 18.b, Landscaping
g. ACCESS:
Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties.
The subject development is proposing to take access via two existing locations; the signalized
intersection of Rainier Ave S at S 4th Place and the stop-controlled intersection of Hardie Ave SW and
SW 5th Place. The proposal promotes safe and efficient circulation through the shared access
points.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking,
turnarounds, walkways, bikeways, and emergency access ways.
See Location and Consolidation discussion above.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Not applicable.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Per RMC 4-4-080F.11 0.5 bicycle the number of bicycle parking spaces shall be 10% of the number of
required off-street parking spaces. Based on the proposal which requires a minimum 66 vehicle
parking stalls, 7 bicycle parking stalls are required to be provided. The applicant is proposing bicycle
parking stalls on site. However, it is unclear the number of bicycle parking stalls that would be
provided. Staff recommends, as a condition of approval, the applicant submit a revised site plan
depicting bicycle parking in conformance with RMC4-4-080F.11. The revised site plan shall be
submitted to and approved by the Current Planning Project Manager prior to building permit
approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
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public sidewalks and adjacent properties.
The applicant is proposing a pedestrian circulation system throughout the project site which
connects all opens space and parking areas and provides good access to the commercial spaces. The
main pedestrian walkway which front onto the commercial spaces which are proposed to be 12 feet
wide all other interior pathways are proposed to be 5 feet wide. Staff has recommended a condition
of approval requiring the applicant to provide additional connections to the circulation system from
all ground related units. The applicant has achieved safe and attractive pedestrian connections
throughout the site.
h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide
adequate areas for passive and active recreation by the occupants/users of the site.
The applicant is proposing a total of 14,707 square feet of courtyards which exceeds the 50 square/unit
requirement. All units are also proposed to either have a ground floor patio or a private deck for the
upper story units. There is also a large public deck located on the 3rd floor over the social room that
opens off the game room. The applicant has incorporated an entry plaza located on the east side of the
structure near the primary entrance. The applicant is proposing pedestrian seating throughout the site.
This pedestrian plazas and courtyards serve as a distinctive focal point. The plaza and courtyard space is
proposed to incorporate hardscape and landscaping to allow for passive recreation activities.
i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable as the site is not adjacent to a shoreline.
j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable.
There are no natural systems located on site with the exception of drainage flows. See Drainage
discussion under Findings Section 18.k.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish
services to the proposed development; if the applicant provides Code required improvements and
fees. A Fire Impact Fee, based on new multi-family units and square foot of non-residential area is
required in order to mitigate the proposal’s potential impacts to City emergency services. The
applicant would be required to pay an appropriate Fire Impact Fee.
Parks and Recreation: The proposed development is anticipated to impact the Parks and Recreation
system. The applicant would be required to pay an appropriate Parks Impact Fee. The fee would be
used to mitigate the proposal’s potential impact to City’s Park and Recreation system and is payable
to the City as specified by the Renton Municipal Code.
Water and Sewer: The site is served by the City of Renton for all utilities. There is existing 12-inch
diameter water main on the frontage of Hardie Ave SW. The project proposes the extension of 12 -
inch diameter water main through the site to connect with the existing water main located within the
site. A 15-foot wide utility easement is proposed to be given to the City. The project proposes the
removal of existing water main located towards the south of the site. The removal of this water main
should take place only after the completion and operation of new relocation of water main. A partial
release of easement for the portion of water main under the proposed building is required.
Therefore, staff recommends as a condition of approval, the applicant be required to submit a
recorded release of easement for the portion of water main under the proposed building permit.
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The release of easement shall be submitted to the Current Planning Plan Reviewer prior to
construction permit approval.
The project proposes to connect to the existing 10-inch diameter sewer line (S2165) located to the
north of the site. The project elements do not include a common kitchen for the residential portion
and the commercial space is not planned to have a kitchen, therefore a grease interceptor is not
proposed. System development fee for sewer is based on the size of the new domestic water to
serve the proposed project. The current rate for 1-inch meter is $2,033.00.
The plans did not include the existing 8-inch diameter sewer line (S0242) and the existing easement
located towards the south of the site. The building will have to be resized and/or relocated to not
encroach on City utilities and easements. Staff recommends, the applicant be required to resize
and/or relocate the proposed structure to avoid encroachment into the existing sewer main
easement on the southern portion of the site. The revised site plan shall be submitted to, and
approved by, the Current Planning Plan Reviewer prior to construction permit approval. Please
confirm the sewer line in the survey and provide the information. This can be reviewed with the
utility construction permit. There may be separation conflict of the existing sewer line (S0242)
located in the south side of the property and the proposed storm line. Adequate horizontal and
separation must be provided between utility lines.
Drainage: The project is part of the Green/Duwamish River Watershed and stormwater would be
conveyed in that direction via the City of Renton stormwater system. Generally the downstream
conveyance path is a 60-inch diameter pipe system, although some sections within the downstream
quarter mile are 36- and 48 inches. The storm system eventually outfalls into the Black River, which
then runs approximately half a mile toward the Duwamish waterway, which flows northwesterly
toward Puget Sound.
The applicant intends to run the site’s new and replaced impervious surfaces into the existing storm
systems. The western half of the site, where a majority of the development would occur, would be
routed to the storm system in Hardie Ave SW. The eastern half of the site would continue to run into
the existing catch basins, and convey towards the Fred Meyer storm system, which eventually
connect to Hardie Ave SW as well. The applicant is also proposing to add low impact development
facilities in order to meet Flow Control BMP requirements.
A preliminary drainage plan and drainage report has been submitted with the site plan application,
prepared by CG Engineering, dated December 2013 (Exhibit 11). The report addresses compliance
with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the
KCSWM, Chapters 1 and 2. Based on the City’s flow control map, this site falls within the Peak Rate
Flow Control Standard (Existing Site Conditions).
The drainage report mentions that the proposed impervious surface area is lesser than the existing
impervious surface area and the peak flow control rates are lesser in the post development scenario
and therefore a flow control facility was not required. The project does however trigger the water
quality system requirement.
The project includes a commercial space and multi-family development, therefore enhanced basic
water quality is applicable. Any exception to the enhanced basic quality and a change to basic water
quality must meet the requirements of Section 1.2.8.1 of the 2009 Surface Water Design Manual
Amendment. Otherwise, the enhanced water quality must be provided. Any experimental water
quality facility must follow the guidelines included in 1.2.8.2.E of the 2009 Surface Water Design
Manual Amendment and is subject to review of an adjustment process.
Minimum separation of 15 feet must be provided between the existing stormwater pipe on Hardie
Ave SW frontage and the proposed retaining wall, or else, the developer must relocate the existing
stormwater main. Minimum separation also must be provided between the stormwater facility and
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the proposed building.
The report disclosed existing flooding problems on Hardie Ave SW at the BNSF railroad underpass
due to insufficient downstream capacity to convey the runoff from the highly urbanized upstream
basin are, of which the subject proposal is located. The City’s Surface Water utility CIP includes a
project to improve conveyance capacity to reduce flooding problems at the Hardie Ave SW and BNSF
railroad location. The first phase of the project includes the installation of a 60-inch storm
conveyance system for an outfall at Naches Ave SW and Lind Ave SW (LUA13-000800). Therefore, no
additional downstream capacity improvements are needed in order to accommodate the proposed
development.
Transportation: A traffic study prepared by Gibson Traffic Consultants, dated December 2013, was
submitted with the site plan application and has been reviewed (Exhibit 14). The analysis is
acceptable as submitted. The subject development is proposing to take access via two existing
locations; the signalized intersection of Rainier Ave S at S 4th Place and the stop-controlled
intersection of Hardie Ave SW and SW 5th Place.
The traffic report estimates that 45% of the development’s trips would travel to and from the south;
35 percent along Rainier Ave S and 10 percent along Hardie Ave SW. Approximately 30 percent of
the project’s trips are anticipated to travel to and from the north; 25 percent along Rainier Ave S and
5 percent along Hardie Ave SW. The report estimates that 15 percent of the project’s trips would be
travel to and from the west; SW Sunset Blvd and 5th Place SW. The remaining 10 percent of the
development’s trips are anticipated to be local trips to and from abutting commercial development.
The traffic report included level of service analysis for the intersections of Rainier Ave S and S 4th
Place and Hardie Ave SW at 5th Place SW. The analysis indicates that the proposed development
would add less than three seconds of delay at the study intersections and would not change the Level
of Services (B and D respectively).
It is anticipated that the proposed project would result in short term and long term impacts to the
City’s street system. Based on the traffic generation analysis the proposed final project is anticipated
to generate approximately 934 average daily trips with 66 PM peak hour trips.
Hardie Ave SW is a collector street with an existing right-of-way width of 60 feet. As per complete
streets, a right of way width of 83 feet is required on Hardie Ave SW which would require a
dedication of approximately 11.5 feet. However, the applicant has submitted a street modification
request in order to eliminate the need for dedication.
Section 4-4-080.F.10.d allows the Administrator to grant modifications from the refuse and recycle
standards for individual cases, provided the modification meets the following criteria (pursuant to
RMC 4-9-250.D.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
b. Will not be injurious to other property(ies) in the vicinity; and
c. Conform to the intent and purpose of the Code; and
d. Can be shown to be justified and required for the use and situation intended; and
e. Will not create adverse impacts to other property(ies) in the vicinity.
There is no need for a parking lane on Hardie Ave SW and the existing curb could continue to be used
as the character of the road has been established without the use of parking. The applicant is
providing landscaping and sidewalk within the right of way. The requested mofication meets the
objective and safety of the code requirements. A street cross section without parking would not be
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injurious to surrounding property owners and can be shown to be justified for the situation intended.
Therefore, staff is in support of the requested modification.
In order to mitigate transportation impacts the applicant would be required to pay an appropriate
Transportation Impact Fee. The transportation impact fee that is current at the time of building
permit application will be levied. The applicant submitted for a building permit in December of 2013.
The transportation impact fee is due at the time of issuance of the building permit.
Schools: Per RMC 4-1-160 any form of housing exclusively for the elderly, including nursing homes
and retirement centers, are exempt from the application of school impact fees so long as these uses
are maintained in perpetuity and the necessary covenants or declarations of restrictions are recorded
on the property to ensure that no children will reside in the development
Therefore staff recommends as a condition of approval, the applicant be required to record the
necessary covenants or declarations of restrictions on the property to ensure that no children will
reside in the development. The recorded documents shall be submitted to by the Current Planning
Project Manager prior to building permit approval.
l. PHASING: The applicant is not requesting any additional phasing.
I. RECOMMENDATIONS:
Staff recommends approval of the Site Plan, Surface Parking Variance, and Street Modification for the Renton
Center Senior Living, File No. LUA13-001726, SA-H, VAR, MOD as depicted in Exhibits 2 through 5, subject to
the following conditions:
1. The applicant shall comply with the six mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated March 22, 2010.
2. The applicant shall be required to submit to the Current Planning Project Manager sizing and location
detail for the refuse and recyclable deposit area prior to building permit approval. Additionally, the
applicant would be required to demonstrate how refuse and recyclables would be picked up and where
it would be located on pick-up day to the satisfaction of the Current Planning Project Manager.
3. The applicant shall be required to submit a revised landscaping plan depicting a 10-feet of landscaping
between the sidewalk and building on the western portion of the northern façade which includes
substantial landscaping. The revised landscape plan shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
4. The applicant shall be required to submit a revised site and landscape plan depicting a pedestrian
connections from ground related residential units to the proposed pedestrian circulation system. The
revised landscape and site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
5. The applicant shall revise the site plan to depict a differentiation in materials for all pedestrian
connections within parking areas and/or drive aisles on site. The revised site plan shall be submitted to
and approved by the Current Planning Project Manager prior to building permit approval.
6. The applicant shall submit revised elevations depicting added architectural detailing elements including
lighting fixtures, contrasting materials, or special detailing along the northern and western facades.
The revised elevations shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
7. The applicant shall submit revised elevations depicting the use of the same materials finished on all
sides of the building as well as additional changes in materials and not just color or direction of siding.
The revised elevations shall be submitted to and approved by the Current Planning Project Manager
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prior to building permit approval. The applicant may also want to consider the use of the brick,
integrally colored concrete masonry, or a similar high quality material, to ground the entire building for
a height appropriate to the scale of the structure.
8. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. Acceptable materials include a combination of brick,
integrally colored concrete masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or
other high quality material.
9. The applicant shall be required to provide a lighting plan that adequately provides for public safety
without casting excessive glare on adjacent properties at the time of building permit review. The
lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
10. The applicant shall submit a revised site plan depicting bicycle parking in conformance with RMC 4-4-
080F.11. The revised site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
11. The applicant shall be required to submit a recorded release of easement for the portion of water main
under the proposed building permit. The release of easement shall be submitted to the Current
Planning Plan Reviewer prior to construction permit approval.
12. The applicant shall be required to resize and/or relocate the proposed structure to avoid encroachment
into the existing sewer main easement on the southern portion of the site. The revised site plan shall be
submitted to, and approved by, the Plan Reviewer prior to construction permit approval.
13. The applicant shall be required to record the necessary covenants or declarations of restrictions on the
property to ensure that no children will reside in the development. The recorded documents shall be
submitted to by the Current Planning Project Manager prior to building permit approval.
EXPIRATION PERIODS:
Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-7-080.M.